It has come to my attention via my mortgage adviser that my Oakley lawyer is not on the bank Solicitor panel. What can I do to be certain if this is indeed the case?
The best course of action for you to take is to contact your Oakley lawyer directly. You lawyer should inform you of the situation. Where they are not on the panel they may recommend you to a Oakley conveyancing practice that is on the approved list of lawyers for your bank.
My wife and I are selling our house in Oakley and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A local lawyer would know this is not the case. For the life of me I don't know why the buyers used a factory type conveyancing practice as opposed to a conveyancing solicitor in Oakley. We have lived in Oakley for six years we know of no issue. Do we contact our local Authority to get confirmation that the buyers are looking for.
It would appear that you have a conveyancing firm already. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
How does conveyancing in Oakley differ for newly converted properties?
Most buyers of new build property in Oakley contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is completed. This is because house builders in Oakley tend to purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Oakley or who has acted in the same development.
I decided to have a survey done on a house in Oakley prior to retaining conveyancers. I have been told that there is a flying freehold aspect to the property. The surveyor advised that some lenders tend not issue a mortgage on this type of property.
It varies from the lender to lender. Lloyds has different instructions for example to Birmingham Midshires. If you contact us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Oakley. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Oakley to see if the conveyancing will be more expensive.
As co-executor for the will of my grandmother I am disposing of a house in Cardiff but reside in Oakley. My lawyer (who is 235 kilometers from merequires that I sign a stat dec before completion. Could you suggest a conveyancing solicitor in Oakley to attest this legal document for me?
strictly speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are based in Oakley
What makes a Oakley lease unmortgageable?
There is nothing unique about leasehold conveyancing in Oakley. All leases are unique and legal mistakes in the legal wording can result in certain provisions are wrong. The following missing provisions could result in a defective lease:
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Insurance obligations Maintenance charge proportions which don’t add up to the correct percentage
A defective lease will likely cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Barclays , Bank of Scotland, and Aldermore all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to grant the mortgage, forcing the buyer to withdraw.
Leasehold Conveyancing in Oakley - Examples of Questions you should ask before Purchasing
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The best form of lease structure is where the freehold interest is in the ownership of the leaseholders. In this situation the lessees have control and although a managing agent is frequently retained if the building is larger than a house conversion, the managing agent acts for the leaseholders themselves. Most Oakley leasehold apartments will incur a service charge for maintenance of the block set on behalf of the freeholder. If you purchase the property you will have to meet this charge, usually quarterly during the year. This may be anything from a couple of hundred pounds to thousands of pounds for large purpose-built blocks. In all likelihood there will be a ground rent to be met annual, ordinarily this is not a significant sum, say approximately £50-£100 but you need to enquire it because occasionally it can be surprisingly expensive. Does the lease have onerous restrictions?